A.
The following site improvements are the minimum required
in subdivisions and shall be constructed in accordance with the applicable
specifications of the Village, Nassau County, local authority or utility
company having jurisdiction:
(1)
Clearing and grading of all streets.
(2)
Paving of all streets.
(3)
Curbing.
(4)
Sidewalks.
(5)
Storm and sanitary sewer drainage facilities designed
in accordance with the approved design criteria.
(6)
Street trees and landscaping, if any.
(7)
Monuments.
(8)
Street signs.
(9)
Fire alarm devices.
B.
Additional improvements, such as timber bulkheads,
dredging, grading, retaining walls, fencing, screen planting, etc.,
may be required by the Board if, in its opinion, such additional improvements
are required in the interest of public health, safety and general
welfare in the development of the particular property.
C.
The developer will be required to install sidewalks,
curb and pavement on proposed streets as well as curb and sidewalk
on existing streets which bound or intersect the proposed subdivision,
as approved by the Board.
D.
The Board may require the installation of water and
gas mains even though no water or gas service to the plots is proposed.
No person shall commence installation of any
improvements required to be installed in a subdivision except upon
at least two business days' prior written notice to the Building Department,
except with the written permission from the Code Enforcement Officer.
A.
Layout. The street layout shall permit proper development
of the area covered by the plat submitted and of the neighboring area.
B.
Arrangement. The arrangement of streets in the subdivision
shall provide for the continuation of the streets in adjoining areas
or for their proper projection when adjoining areas have not been
subdivided, unless the Board shall determine that such continuations
or projections are not necessary for fire protection, for the proper
movement of traffic or for the construction or extension, presently
or when required, of needed utilities and public services, such as
sewers, water and drainage facilities. If a continued street is wider
than the street being continued, the street transition shall be approved
by the Board.
C.
Widening existing streets. Whenever a street abuts
property to be subdivided and the street is less than 50 feet in width,
provision for the widening of such street shall be required for the
entire length of such portion of such street as abuts the subdivision.
D.
Block frontages. No street or block frontage between
intersecting streets shall exceed 1,200 feet or be less than 200 feet.
E.
Intersections. Four-way street intersections shall
be avoided, with the exception of major street intersections. Where
streets intersect one another, the angle of intersection shall be
as near 90° as feasible. Curb radii at intersections where the
interior angle is greater than 80° shall be not less than 15 feet,
and where the interior angle is less than 80°, larger curb radii
shall be provided as determined by the Board and property lines shall
be established concentric thereto. Minor or secondary street openings
into a major road shall be at least 500 feet apart.
F.
Areas bounded by streets. Areas bounded entirely by
streets shall provide for two rows of lots.
G.
Reservation of title. Reservation of the title in
any of the platted land or of any land controlling access to streets
or land otherwise reserved for public use is prohibited.
H.
Width of street rights-of-way.
I.
Width of paved roadbed. The required width of a paved
roadbed shall be the distance between curbs. In no event shall the
distance between the curbline and the property line abutting thereon
be less than eight feet nor greater than 12 feet.
L.
Grades.
(1)
Grades of all streets shall be the reasonable minimum
and, unless warranted by extenuating circumstances, shall be not less
than 0.5% nor more than 5% for major and secondary streets and not
less than 0.5% nor more than 8% for minor or service streets. Gradients
shall be used to facilitate surface drainage to proper natural or
artificial outlets.
(2)
All changes in street grades shall be connected by
vertical curves as approved by the Nassau County Department of Public
Works (if applicable) and the Village Engineer. Such vertical curves
shall give a minimum sight distance of 1,000 feet on major streets,
500 feet on secondary streets and 300 feet on minor or service streets.
(3)
All grading of streets shall be in accordance with
the grades approved by the Nassau County Department of Public Works
(where applicable) and the Village Engineer.
(4)
All streets shall be graded between property lines
to conform to the established cross section and to provide for required
pavements, drainage, utilities, curbs, sidewalks and driveway aprons.
(5)
All driveway aprons shall be constructed to meet the
sidewalk grade.
M.
Overpasses. In the location of streets, consideration
should be given to traffic separation of roadways and walkways.
Any openings made in the streets of a subdivision
after said streets have been paved in accordance with the requirements
of this Code, but prior to acceptance by the Village of any offer
of dedication of said streets, shall be repaired in accordance with
specifications for the repair of street openings established by the
Board of Trustees.
Belgian block curbs and gutters are required
on all streets and shall conform to details as shown on Roadway Detail
No. 4. Where the Planning Board authorizes the use of integral curb
and gutter, the same shall conform to details as shown on Roadway
Detail No. 2.[1]
[1]
Editor's Note: Roadway Detail Nos. 2 and 4
are included at the end of this chapter.
A.
Where concrete driveway aprons are required, they
shall be a minimum of 12 feet wide at the curbline and 10 feet wide
at the back of the sidewalk for single driveways and 20 feet wide
at the curbline and 18 feet wide at the back of the sidewalk for double
driveways. For additional requirements see Roadway Detail No. 2.[1]
[1]
Editor's Note: Roadway Detail No. 2 is included at the end of this chapter.
B.
All concrete aprons and the sidewalks behind the aprons,
shall be reinforced and at least seven inches thick. The reinforcement
shall meet the Nassau County requirements for M17AB, Wire Fabric Concrete
Reinforcement. The construction details shall conform to those Nassau
County Specifications under Items 28 and 30.
C.
Where asphalt driveways and aprons are required, they
shall meet the above minimum widths and be constructed according to
Section 608 of NYSDOT Specifications.
A.
Where concrete sidewalks are required on streets,
sidewalks shall be four feet in width and five inches thick and shall
be placed within the right-of-way two feet from the street right-of-way
line.
B.
One concrete sidewalk ramp for the handicapped is
required at each corner. Additional ramps may be required by the Village
Engineer or the Board. Handicapped ramps shall be five inches thick
and offset from the corner. Ramp dimensions and location shall conform
to Roadway Detail No. 3.[1]
[1]
Editor's Note: Roadway Detail No. 3 is included at the end of this chapter.
All street paving, curbs, gutter slabs, sidewalks
and driveway aprons shall be constructed in accordance with Village
specifications.
A.
Residential lots.
(1)
All lots for residential use shall conform to the
zoning requirements of the Village.
(2)
Garages may be provided with each residence, in compliance with Chapter 215 of this Code. Ample space shall be provided for the erection of a garage and the construction of a driveway on each lot. If garages are not to be built prior to sale of lots, ample space shall be left to permit erection of a garage and construction of a driveway in conformance with the requirements of this Code.
B.
Commercial. All lots for commercial use shall conform
to the zoning provisions of the Village.
C.
Side lines. Side lines of lots shall be at right angles
or radial to street lines.
D.
Lot frontage.
(1)
Lots shall not front directly on (have ingress or
egress directly to) a primary street but shall front on a secondary
street or on a minor street. Every such road shall be at least 50
feet in width and shall provide for the following:
(2)
In the case of lots abutting a major street and fronting
on a secondary or minor street, the 15 feet of said lots nearest the
major street shall be restricted for planting, and the plat shall
contain a note prohibiting vehicular access between such lot and the
major street over such planting area. A declaration to that effect
shall be recorded in the office of the Nassau County Clerk, in a form
approved by the Village Attorney, at the applicant's expense.
All designs (specifications) for all utility
services and appurtenances and a site utility plan shall be submitted
to the Village Engineer for approval before installation. All wires
shall be underground.
The applicant shall install traffic signals
and signs to provide for the orderly flow of traffic in streets in
or adjacent to the subdivision, as may be required by the Board, and
shall bear the reasonable costs of such installation.
Street signs shall be placed at all intersections
and shall be constructed in accordance with Village specifications.
A.
Land allotment. In approving any subdivision, or any
amendment to a previously approved subdivision in which less than
the maximum permitted allotment was required, the Board may require
adequate, convenient and suitable areas for parks and playgrounds
or other recreational uses to be set aside in the subdivision, to
be dedicated to the Village.
(1)
If required, such area shall be a minimum of 3% of
the land in a subdivision in any zoning district and a maximum of
10% in a residential district or 15% in any other district.
(2)
In the event that the Board determines that the dedication
or reservation of land is not suitable in any particular instance,
the Board may require the applicant to pay to the Park Fund established
and maintained pursuant to this section an amount equal to the presubdivision
value of the land which would otherwise have been required to be reserved
or dedicated.
B.
Standards. Land reserved for park and recreational
purposes shall have a contiguous area of at least four acres.
(1)
Each area of land so reserved shall be of suitable
size, dimension, topography and general character and shall have adequate
road access for the particular purpose for which it is set aside.
The reserved area shall be shown and marked on the plat as "Reserved
for Parks and Recreation Purposes."
(2)
The Board may require that the area so reserved be
located at a suitable location in the subdivision so that additional
land may be added at a suitable place in an adjoining subdivision
at such time as the adjacent land is subdivided.
C.
Other reservations. Nothing herein contained shall
be construed as prohibiting a developer from reserving other land
for park and/or recreation purposes in addition to the requirements
of this section.
D.
Payments to Park Fund. The Board may determine in
a proper case that it would be inappropriate to require the reservation
or dedication of land for park, playground and other recreational
uses, upon consideration of the nature and character of the neighborhood,
the suitability of land in the subdivision for park, playground or
other recreational uses by reason of size, location, access, grade
or cost of development or maintenance, and the possibility that land
elsewhere will serve, in whole or in part, the park, playground or
recreational needs of the proposed subdivision. In such event, the
Board may require payment to the Park Fund as provided in this section,
or a combination of such dedication or reservation and such payment.
(1)
For the purposes of this section, the term "Park Fund"
shall mean a fund maintained by the Village, to be used only for purposes
authorized by this section.
(2)
In January of each year, the Clerk shall submit to
the Board of Trustees a report of all receipts and disbursements from
the Park Fund in the previous calendar year.
E.
Permitted uses of Park Fund. The Park Fund may be
utilized for the acquisition, maintenance or capital improvement of
real property dedicated or used solely for park, recreational and/or
historic preservation purposes. No expenditures shall be made from
the Park Fund for any other purpose.
Monuments shall be of reinforced concrete or
stone and shall be four inches square with a depth of at least 36
inches and shall be imbedded their full depth.
The applicant shall furnish and plant in the
right-of-way, between the curbline and the sidewalk, shade trees of
at least two inches in caliper. One tree shall be planted for each
40 feet of street frontage or major fraction thereof, and the type
of tree arrangement and planting shall be approved by the Code Enforcement
Officer. The applicant shall guarantee to the Village, in writing,
and shall file an appropriate maintenance bond that said trees shall
live for a period of at least one year (or such other period as may
be established by the Planning Board) after having been planted. If
any tree shall fail to survive said period, it shall be replaced by
the applicant with a tree having the same specifications and covered
by the same guaranty.
The applicant will be required to install facilities
for drainage of stormwater as approved by the Nassau County Department
of Public Works (where applicable) and the Village Engineer. All recharge
basins and other drainage facilities required by the Board shall be
constructed and completed prior to the installation of any other improvements.
All such drainage structures shall be maintained in good operating
condition until such time as the bond required by this regulation
has been discharged.
A.
Permits. No construction of any stormwater drainage
or storage basins, required to be constructed by the Board as a condition
of approval of a subdivision plat, shall be commenced without first
notifying the Village as provided herein.
B.
Fences. No excavation for the pit in such a stormwater
drainage or storage basin shall be made unless and until there shall
be constructed a permanent fence entirely surrounding the proposed
excavation, built in accordance with the specifications of the Nassau
County Department of Public Works (if applicable) and the Code Enforcement
Officer.
C.
Safety. On and after the time of the commencement
of the excavation on the site of the stormwater drainage of storage
basin and until such time as the Village shall have accepted title
to the plot on which it is located or otherwise certified to the completion
of improvements, the applicant shall:
D.
Liability insurance. No permit shall be issued by
the Clerk to commence work on such a stormwater drainage or storage
basin unless the applicant shall have filed with the Clerk a certificate
from an insurance company licensed to write insurance in the State
of New York certifying that there is in effect a public liability
insurance policy insuring the Village of North Hills and the applicant,
covering the operation of such applicant and the construction of such
stormwater drainage or storage basin, with limits of at least $1,000,000
combined single limits for bodily injury, including death, and $100,000
for property damage. Such insurance shall continue in force until
the performance bond has been discharged. The form of such certificate
or policy shall bear the approval of the Village Attorney.
The applicant shall complete all the improvements
required herein within two years from the final endorsement of the
map of the subdivision by the Board. Such period may be extended upon
such terms and conditions as the Board may determine, after written
application setting forth the reasons for the extension request.
